本人多年不動產實務經驗，充分體會共有糾紛處理不易，要同時解決公平性、倡導自由性、提昇價值性、促進選擇多樣性，從複雜到單純，有效率處理共有關係，才能地盡其利。本論文研究目的，在省卻法院訴訟成本，便宜強制執行作業，以符合市場的土地價格，兼顧法經濟學成本效益與法社會學公平正義觀點，為共有不動產多數決處分人與少數人間的糾紛，另尋新解方。 本論文以文獻分析與批判、社會建構實證調查、參與觀察等方法綜合研究之，其體系架構：從現行共有風險類型識別、不動產多數決處分制度、多數決土地處分法制修正草案之檢討，到大膽嘗試建構公開拍賣制度創新模式，提出具體可行的七大步驟構想：1.案前地政先行審查；2.容有疑義逕送法院裁定；3.可自選舊制或新制；4.民間人士專業輔助；5.機關掌握通知與回函；6.公開拍賣程序簡易；7.銀行參與抵押保付撥款。 藉由建構公開拍賣制度供當事人選擇，公私協力，落實私法自治、契約自由，政府公權力他律與市場機制自律保持動態平衡，提出修法增列法律條文及授權明確之法規命令配套，完善共有不動產處分制度。兼顧共有人之權益範圍內，便利不動產所有權之交易，解決共有不動產之糾紛，促進共有物之有效利用，增進整體社會公共利益。 I have many years of real estate practice experience. Fully understand and experienced the difficulty in handling shared dispute. To solve the fairness at the same time. Advocated the freedom, enhanced the valued, promoted the diversity of choices. From complex to simple, processing the shared relationship efficiently. To be able to turn the land resources to the best account. The research purpose of this paper is to dispense with the litigation costs of the court, to obliged the enforcement procedure in convenient. To be able to get qualified land price from the market place. Strike a balance between the cost-effectiveness of economic analysis of law and the fairness and justice point of view in sociology of law. Finding a new solution for the disposal of a jointly owned by real estate and the dissension in the minority. This thesis is a summed-up research of literature review, social construction and participate in observation. The framework of this research: from the current risk identification, the system of the majority of real estate. Reviewed the draft amendment in the legal system of the land disposition. Try boldly building the innovation model at the public auction system, To bring forward the ideas of feasible solutions in seven steps: 1.The Land Administration Agency will review the case before it starts. 2.Send it to the court for ruling if there’s any doubts. 3.The old and new system is optional. 4.Assisted by nongovernmental professionals. 5.The agency predominate the notification and reply. 6.Simplified the public auction procedure. 7.The bank participated in mortgage asset-backed guarantees.To construct the public auction system by letting the parties to choose. The public-private partnerships. To carry out the self-rule of private law. Freedom of the contract. The government’s public power is maintaining the market heteronomy of the mechanism and autonomy to keep the dynamic equilibrium. To raise a suggestion amending the clause of the land act and the clear authorization that matching the regulations. On the legal establishment of the disposal of the jointly owned real estate. Taking into account the range and interests of the co-owner, to facilitate transactions of real estate ownership, solving the common entanglement of the shared real estate. To promote the efficient used of the common property, and enhanced the public interest of the whole society.
